118 Interval Iv (4) Sea Oats Cir · Litchfield Beach, SC 29585

$160,000

6 bd · 7.0 ba · 3,508 sqft · SingleFamily · 107 Days on market

Built 2002 $517/mo HOA · 15% of rent

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is an interval ownership property. 4 Weeks Per Year (One Week Each Season). Enjoy the best of coastal living with this fully furnished marsh-front home offering ocean views, located in the gated oceanfront community of Charlestown Grant at Litchfield By the Sea. Wake up to breathtaking sunrises and unwind with stunning sunsets from multiple decks, balconies, and the screened porch overlooking the marsh. This beautifully decorated residence features 6 bedrooms and 7 baths, a gourmet kitchen, spacious family room with wet bar, elevator, and a private primary suite with its own deck overlooking the marsh. Additional highlights include under-house parking, owner storage, an enclosed outdoor shower, and a convenient outside shower for rinsing off after the beach. Owners enjoy access to an impressive array of Litchfield By the Sea amenities, including oceanfront beach access, community pool, oceanfront clubhouse, lighted tennis courts, walking and biking paths, lakeside fishing dock, and 24-hour security. The pristine beach is just a short walk away, where dolphins and pelicans are often seen along the Atlantic shoreline. A wonderful opportunity to relax, recharge, and create lasting beach memories in one of the area’s most sought-after communities. No smoking, no rentals, and no pets.

Key facts

• Multiple decks
• Wet bar
• Marsh front home

Tags

• MARSH FRONT HOME
• GATED OCEANFRONT COMMUNITY
• MULTIPLE DECKS
• SCREENED PORCH
• GOURMET KITCHEN
• WET BAR

Property features AI

Finance

• Other: Community features include beach, clubhouse, gated access, private beach, recreation area, tennis courts, pool
• Financial info: Offered for sale
• HOA & community: Has homeowners association; Monthly association fee; Association amenities include beach rights, clubhouse, gated access, private membership, security, tennis courts, pool; Association covers management, common areas, insurance, internet, legal/accounting, grounds maintenance, pest control, pool(s), recreation facilities, sewer, security, trash, water

Exterior

• Parking: Covered parking
• Security: Gated community; Security service; Smoke detector(s)
• Utilities: Sewer included in association amenities; Water included in association amenities; Internet included in association amenities
• Home design: Raised foundation; Resale property; Has view; Located in a PD (planned development) zoning; Cul-de-sac lot; Rectangular lot; Wetlands on/near property; Outside city limits; Flood zone
• Construction: Raised foundation
• Exterior features: Balcony; Rear porch; Screened porch; Porch; Storage; Community outdoor pool; Community amenities including pool

Interior

• Kitchen: Cooktop; Double oven; Dishwasher; Disposal; Microwave; Refrigerator; Kitchen island; Pantry; Solid surface counters; Stainless steel appliances; Breakfast bar
• Bedrooms: Den
• Flooring: Carpet; Tile; Wood
• Bathrooms: 7 full bathrooms; Bathtub and separate shower in at least one bathroom; Dual sinks
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Furnished; Elevator; Window treatments; Fireplace; Wet bar; Dual sinks; Entrance foyer; Library; Breakfast bar; Bathtub; Separate shower; Ceiling fan(s); Paneling/wainscoting
• Laundry & utility: Washer hookup; Dryer; Utility room

🏷️ Possibly a rental listed for sale. The $160,000 price doesn't fit this home's estimated sale value (~$1,669,808) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 6-bed/7.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $620 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $160k).
• Recommended offer: $146k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.1% vs local median 1.8% in Litchfield Beach — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Georgetown 01 (town): math 26% / reading 38% proficiency, ranked #51 of 80 in SC (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 392 active listings in the ZIP; 323 units permitted in Georgetown County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 15y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $135k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,600 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.11% ✓
• Cap rate: 14.14%
• Cash-on-cash: 28.03%
• DSCR: 2.25
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $1,669,808
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
573 S Dunes Dr	0.12mi	5/4.5 (-1)	3,612 (+3%)	6mo	$2,350,000	$651	70
431 Interval Xi (11) Norris Dr	0.47mi	6/6.5	3,792 (+8%)	15mo	$168,300	$44	51
308 Lot 2 Heron Marsh Dr	0.49mi	5/4.5 (-1)	3,066 (-13%)	10mo	$2,500,000	$815	33
415 Sportsman Dr	0.53mi	6/4.0	3,222 (-8%)	24mo	$1,535,000	$476	30
247 Midway Dr	0.37mi	5/3.5 (-1)	4,005 (+14%)	24mo	$1,350,000	$337	20

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.1%
• Equity multiple: 1.32×
• Total profit: $14,186
• Equity at exit: $23,857

10-year hold

• IRR: 17.5%
• Equity multiple: 2.47×
• Total profit: $65,756
• Equity at exit: $13,834

Cash invested: $44,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State South Carolina: 90 Strongly Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

5-day notice; preempted; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 29585

• Home prices YoY: -29.0%
• Active inventory: 392
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $3,379 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$517
• Vacancy / Maint / Mgmt: −$710
• Net cashflow: $620

Break-even live

Break-even rent $2,594

Max offer price $160,000

Occupancy floor 77%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $517 · $6,204/yr
• Likely covers: poolsecurity

Listing history 38 events

1. 2026-06-18
   days on market $160,000 Active 107 DOM
2. 2026-06-17
   days on market $160,000 Active 106 DOM
3. 2026-06-16
   days on market $160,000 Active 105 DOM
4. 2026-06-15
   days on market $160,000 Active 104 DOM
5. 2026-06-14
   days on market $160,000 Active 102 DOM
6. 2026-06-10
   days on market $160,000 Active 99 DOM
7. 2026-06-09
   days on market $160,000 Active 98 DOM
8. 2026-06-08
   days on market $160,000 Active 97 DOM
9. 2026-06-07
   days on market $160,000 Active 96 DOM
10. 2026-06-03
    days on market $160,000 Active 92 DOM
11. 2026-06-02
    days on market $160,000 Active 91 DOM
12. 2026-06-01
    days on market $160,000 Active 90 DOM
13. 2026-05-31
    days on market $160,000 Active 89 DOM
14. 2026-05-30
    days on market $160,000 Active 88 DOM
15. 2026-02-27
    listed $160,000 Active
16. 2025-12-19
    listed $160,000 Active 1311-char remark

    Show marketing remark (1311 chars)

    This is an interval ownership property. 4 Weeks Per Year (One Week Each Season). Enjoy the best of coastal living with this fully furnished marsh-front home offering ocean views, located in the gated oceanfront community of Charlestown Grant at Litchfield By the Sea. Wake up to breathtaking sunrises and unwind with stunning sunsets from multiple decks, balconies, and the screened porch overlooking the marsh. This beautifully decorated residence features 6 bedrooms and 7 baths, a gourmet kitchen, spacious family room with wet bar, elevator, and a private primary suite with its own deck overlooking the marsh. Additional highlights include under-house parking, owner storage, an enclosed outdoor shower, and a convenient outside shower for rinsing off after the beach. Owners enjoy access to an impressive array of Litchfield By the Sea amenities, including oceanfront beach access, community pool, oceanfront clubhouse, lighted tennis courts, walking and biking paths, lakeside fishing dock, and 24-hour security. The pristine beach is just a short walk away, where dolphins and pelicans are often seen along the Atlantic shoreline. A wonderful opportunity to relax, recharge, and create lasting beach memories in one of the area’s most sought-after communities. No smoking, no rentals, and no pets.

17. 2021-01-13
    listed $135,000 Active 723-char remark

    Show marketing remark (723 chars)

    4 weeks a year. .. a week each season. Interval XI. 6 Bedroom & 7 bath house. Marshfront screen porch and deck. Balcony with Ocean view. Gourmet kitchen with granite counter tops. Under house parking and outside showers. professionally decorated and updated by owners. Overlooking marsh with all its wildlife in a gated oceanfront community with ocean views in Charlestowne Grant. Litchfield by the Sea offers Tennis courts, community pool, Lakeside fishing dock, Oceanfront club house, walking & bike paths. Make arrangements to see Sunday after 12:00 noon & before 4:00pm WHEN AVAILABLE. Cannot be rented commercially or online. Two dishwashers; side by side refrigerator; and washer and dryer recently.

18. 2020-12-04
    soldstatus $135,000 Closed 723-char remark

    Show marketing remark (723 chars)

    4 weeks a year. .. a week each season. Interval XI. 6 Bedroom & 7 bath house. Marshfront screen porch and deck. Balcony with Ocean view. Gourmet kitchen with granite counter tops. Under house parking and outside showers. professionally decorated and updated by owners. Overlooking marsh with all its wildlife in a gated oceanfront community with ocean views in Charlestowne Grant. Litchfield by the Sea offers Tennis courts, community pool, Lakeside fishing dock, Oceanfront club house, walking & bike paths. Make arrangements to see Sunday after 12:00 noon & before 4:00pm WHEN AVAILABLE. Cannot be rented commercially or online. Two dishwashers; side by side refrigerator; and washer and dryer recently.

19. 2020-12-04
    soldstatus $135,000 Closed 723-char remark

    Show marketing remark (723 chars)

    4 weeks a year. .. a week each season. Interval XI. 6 Bedroom & 7 bath house. Marshfront screen porch and deck. Balcony with Ocean view. Gourmet kitchen with granite counter tops. Under house parking and outside showers. professionally decorated and updated by owners. Overlooking marsh with all its wildlife in a gated oceanfront community with ocean views in Charlestowne Grant. Litchfield by the Sea offers Tennis courts, community pool, Lakeside fishing dock, Oceanfront club house, walking & bike paths. Make arrangements to see Sunday after 12:00 noon & before 4:00pm WHEN AVAILABLE. Cannot be rented commercially or online. Two dishwashers; side by side refrigerator; and washer and dryer recently.

20. 2020-12-04
    soldstatus $150,000 Closed

    Show marketing remark (723 chars)

    4 weeks a year. .. a week each season. Interval XI. 6 Bedroom & 7 bath house. Marshfront screen porch and deck. Balcony with Ocean view. Gourmet kitchen with granite counter tops. Under house parking and outside showers. professionally decorated and updated by owners. Overlooking marsh with all its wildlife in a gated oceanfront community with ocean views in Charlestowne Grant. Litchfield by the Sea offers Tennis courts, community pool, Lakeside fishing dock, Oceanfront club house, walking & bike paths. Make arrangements to see Sunday after 12:00 noon & before 4:00pm WHEN AVAILABLE. Cannot be rented commercially or online. Two dishwashers; side by side refrigerator; and washer and dryer recently.

21. 2020-11-03
    historical Active Under Contract
22. 2020-11-02
    historical
23. 2020-10-05
    historical
24. 2020-09-20
    soldstatus $128,000 Closed
25. 2020-09-08
    historical Active Under Contract
26. 2020-09-06
    historical
27. 2020-03-24
    soldstatus $125,000 Closed
28. 2020-03-04
    listed $135,000 Active
29. 2020-02-24
    historical Active Under Contract
30. 2018-06-30
    listed $135,000 Active
31. 2018-02-14
    listed $150,000 Active
32. 2017-08-11
    listed $135,000 Active 723-char remark

    Show marketing remark (723 chars)

    4 weeks a year. .. a week each season. Interval XI. 6 Bedroom & 7 bath house. Marshfront screen porch and deck. Balcony with Ocean view. Gourmet kitchen with granite counter tops. Under house parking and outside showers. professionally decorated and updated by owners. Overlooking marsh with all its wildlife in a gated oceanfront community with ocean views in Charlestowne Grant. Litchfield by the Sea offers Tennis courts, community pool, Lakeside fishing dock, Oceanfront club house, walking & bike paths. Make arrangements to see Sunday after 12:00 noon & before 4:00pm WHEN AVAILABLE. Cannot be rented commercially or online. Two dishwashers; side by side refrigerator; and washer and dryer recently.

33. 2015-06-22
    historical
34. 2013-11-25
    soldstatus $155,000
35. 2013-03-16
    historical
36. 2012-09-16
    listed $210,000
37. 2011-06-14
    listed $148,500
38. 2011-06-14
    listed $165,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,544
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$5,918
• − Repairs & maintenance: −$3,244
• − Management: −$3,244
• − HOA: −$6,204
• − Depreciation: −$4,655
• Taxable income: $5,918
• Est. tax owed @ 24.0%: −$1,420
• After-tax cash flow: $6,019/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Georgetown 01
• NCES district ID: 4502280
• Math proficiency: 26% ▼ -11.00%
• Reading proficiency: 38% ▼ -5.00%
• Median HH income: $43,045
• Composite: 27.15/100
• National rank: #7030
• State rank: #51 of 80 in SC

Livability — Litchfield Beach

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Litchfield Beach, SC
• Population (ZIP): 17,346

Population outlook (Georgetown County) Hauer SSP2

• Today (2025): 63,275 people
• By 2030: 63,630 · +0.6%
• By 2040: 63,130 · -0.2%
• By 2050: 61,904 · -2.2%
• By 2075: 59,305 · -6.3%
• By 2100: 53,852 · -14.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 7% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Slovak 4% Romanian 3% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Georgetown

• 2024 margin: R (+19.5) · D 39.6% · R 59.1% · Other 1.2%
• 2008→2024 swing: -14.2pp toward R · 2008: -5.2pp · 2024: -19.5pp
• All cycles: 2024: R+19.5 2020: R+12.7 2016: R+13.0 2012: R+7.6 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -86.24%
• Current HPI: 211.3537
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Price history

+7.7% since first listed

24 events — show timeline

• 2026-02-27 Listed $160,000 CCAR
• 2025-12-19 Listed $160,000 CCAR
• 2021-01-13 Listed $135,000 CCAR
• 2020-12-04 Sold (MLS) $150,000 CCAR
• 2020-12-04 Sold (MLS) $135,000 CCAR
• 2020-12-04 Sold (MLS) $135,000 CCAR
• 2020-11-03 Contingent — CCAR
• 2020-11-02 Listing Removed — CCAR
• 2020-10-05 Listing Removed — CCAR
• 2020-09-20 Sold (MLS) $128,000 CCAR
• 2020-09-08 Contingent — CCAR
• 2020-09-06 Listing Removed — CCAR
• 2020-03-24 Sold (MLS) $125,000 CCAR
• 2020-03-04 Listed $135,000 CCAR
• 2020-02-24 Contingent — CCAR
• 2018-06-30 Listed $135,000 CCAR
• 2018-02-14 Listed $150,000 CCAR
• 2017-08-11 Listed $135,000 CCAR
• 2015-06-22 Listing Removed — CCAR
• 2013-11-25 Sold (MLS) $155,000 CCAR
• 2013-03-16 Listing Removed — CCAR
• 2012-09-16 Listed $210,000 CCAR
• 2011-06-14 Listed $165,000 CCAR
• 2011-06-14 Listed $148,500 CCAR